Item 7BCity of Southlake
Department of Planning
STAFF REPORT
March 24, 2004
CASE NO
ZA03 -095
PROJECT: Chu Eve Associates
REQUEST: On behalf of Dr. Robert Chu, Carter & Burgess, Inc. is requesting approval of a site
plan.
ACTION NEEDED: 1. Conduct public hearing
2. Consider site plan approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Site Plan Review Summary
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (Ibr Connin and Council Menzbersv Only)
STAFF CONTACT: Dennis Killough (481 -2073)
Bruce Payne (481 -2036)
Case No.
ZA03 -095
BACKGROUND INFORMATION
OWNER: Dr. Robert Chu
APPLICANT: Carter & Burgess, Inc.
PURPOSE: The purpose of this request is to receive approval of a site plan for the
construction of a retail eyewear store.
PROPERTY SITUATION: 201 Bank Street; the property is located on the southeast corner of E.
Southlake Blvd and Bank St.
LEGAL DESCRIPTION: Lot 12R, Block A, Southlake Bank Place Addition
LAND USE CATEGORY: Retail Commerical
CURRENT ZONING: "C -3" General Commercial District
HISTORY: -A final plat for Southlake Bank Place Addition was approved by City Council
on March 20, 1984.
-City Council place the "C -3" zoning district on this property with adoption of
Zoning Ordinance No. 480 on September 19, 1989.
-A plat revision of Lots 11 & 12 was approved by the City Council on August
21, 2001.
TRANSPORTATION
ASSESSMENT: Master- Thoroumhfar-e Plan
The Master Thoroughfare Plan recommends Southlake Boulevard to have 130
feet of right -of -way. Adequate right -of -way exists for this roadway.
Existin- Area Road Network and Conditions
The proposed site will have one (1) full- access drive directly onto E.
Southlake Boulevard (F.M. 1709) and one (1) full- access drive directly onto
Bank St. The drive on E. Southlake Blvd currently exists and will be a shared
drive with the daycare center to the east. A drive currently exists on Bank St
but will be relocated further south.
E. Southlake Boulevard is a 5 -lane, undivided thoroughfare with a continuous,
two -way, center left -turn lane. The roadway will ultimately be widened to a
7 -lane roadway. Bank Street is a local level cul -de -sac only serving the
existing uses on the roadway.
Case No. Attachment A
ZA03 -095 Page 1
May , 2003 traffic counts on E. Southlake Blvd (between SH 114 &
Kimball Ave
24hr
West Bound (WB) (20,221)
East Bound (EB) (19,702)
WB
Peak A.M. (1,252) 11 — 12 a.m.
Peak P.M. (1,666) 5 — 6 p.m.
EB
Peak A.M. (1,446) 7 — 8 a.m.
Peak P.M. (1,352) 1 — 2 p.m.
PATHWAYS MASTER
PLAN:
Traffic Impact
Use
Sq. Ft.
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM_
OUT
Retail Eyewear Sales
3,551
144
n/a
n/a
4
5
Office
1,000
36
2
0
1
3
Total
4,551
180
2
0
5
8
*Vehicle Trips Per Day
"The AM /PM times represent the potential number of vehicle trips generated during the peak
travel times on Southlake Boulevard.
The Southlake Pathways Master Plan does not recommend any trail or
sidewalk improvements on or adjacent to this property.
WATER & SEWER: A 12 inch water line exists along the south side of E. Southlake Blvd. A 6
inch water line exists along the east side of Bank St. A 6 inch sanitary sewer
line exists along the south side of E. Southlake Blvd and on the west side of
Bank St.
TREE PRESERVATION: The Landscape Administrator has no comments for this project. No trees are
existing on the property.
P &Z ACTION: March 4, 2004; Approved (6 -0) subject to Site Plan Review Summary No. 3,
dated February 27, 2004; granting the requested variances for driveway
stacking, pitched roof, and 10% reduction in parking.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated February 27, 2004. The
following variances are being requested:
• Driveway Stacking - The minimum stacking required for this site is 28
feet. The applicant is providing approximately 10 feet of stacking for the
drive on Bank St.
• Pitched Roof — A pitched roof is required on all structures having a 6,000
square feet or less footprint. The applicant is proposing a 4,551 square
foot building using a flat roof with parapet walls.
Parking - A total of 26 spaces are required for this site based on the
proposed retail and medical office use. The applicant is providing a total
of 24 spaces.
Case No. Attachment A
ZA03 -095 Page 2
Vicinity Map
Chu Eye Associates
1000 0 1000 2000 3000 Feet
N
E
5
Case No.
ZA03 -095
Attachment B
Page 1
o
SUMMARY CHART- INTERIOR LANDSCAPE SUMMARY CHART BUFFER YARDS
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Carter. - Burgess
February 12, 2004
City of Southlake
Planning Department
1400 Main Street, Suite 310
Southlake, Texas 76092
RE: Chu Eye Associates
City case number, ZA03 -095
Dear Sir /Madam;
777 Main Street,, Floor 29
Fort Worth, Texas 76102
P.O. Box 901082
Fort Worth, Texas 76101 -2082
Phone: 817.222.8500
Fax 817.222.8550
w W.c -h.com
We hereby request a variance for the above referenced project. The relief we are requesting
is from the required minimum number of parking spaces. The Zoning Ordinance requires a
minimum of twenty -six (26) parking spaces. As currently designed the site will only have
twenty -four, two below the required number of parking spaces. My understanding is that the
ordinance allows a reduction up to 10% in the required number of parking spaces for
properties within the Corridor Overlay Zone, if approved by the City Council. We are
requesting approval by the council for such a parking reduction on this site.
As you will note in reviewing the drawings, this is a very small and narrow site with many
encumbrances or easements. The building size and use is in close balance with the parking;
a reduction in the building, large enough to gain additional parking spaces would reduce the
parking requirement well below what we are now providing. And then the building would be
far less useful for a viable business.
Thank you for your consideration.
Sincerely,
CARTER & BURGESS, INC.
T k A. Romigh, A.I.A.
Applicant for the Owner RECD F E
1 s 2004
JAR/RE
Corter�rfflc ?s, Inc. Carter & Burgess Architects /Engineers, Inc. Carter & Burgess Consultants, Inc. C&B Architects /Engineers, Inc.
cc: P.C. C &B Nevada, Inc. Nixon & Laird Architects /Engineers, PC.
Case No. Attachment C
ZA03 -095 Page 3
Carter:
January 13, 2004
City of Southlake
Planning Department
1400 Main Street, Suite 310
Southlake. Texas 76092
RE= Chu Eye Associates
City case dumber, ZA03 -095
Dear SlrtMadam;
777 A%in vtrebl
�O $Ox'441455
Forl'Nor!h, Ta"w 7$i0' 1 -5059
Pb,,: 917.735.6x,00
Fax E 17.735.61 48
4
W e hereby request a vadance for the above referenced project. The relief we are requesting
i8 from the "minirm m driv y tbrost depth for stacking" at the proposed &Vewway on Peak
Street. The Zoning Ordinance required minirnum depth of 28 fee# would ellminate three (3)
parking spaces. is currently designed the sate has only the required number of parking
spaces. Since the okwer would rather have as marry parking spaces as possible, we prefer
relief from the stacking re luirerneM instead of the paddng.
As you uviA note in reviewing the drawiirrgs, this is a very small site with many encumbrances
or easements. In addition, Bank SU•eet is not vary deep and not very busy. The parking area
being served by the driveway is not vefy Large, although parking from the front lot and the
in ghboring lest could use this driveway.
Thank you for your consideration.
Sincerely,
CARTER & BU$I�3E5IC
A. Romigh, A.L.A.
cant for the Owner
.!f•,NRE
RECD JAN 12. 2004
Carter qFO"O, Irc _crl.r �, &igoo krchiwtr*'Ergh�rs, Inc. Cvew & Burgzu 03nw. a s. w8B ArJ 1ne
cc: * in-r7, RC, CU F'�da, Inc. N x. $'gird Archihn -s = ngineers. hr.
Case No. Attachment C
ZA03 -095 Page 4
Carter- =Burgess
February 12, 2004
City of Southlake
Planning Department
1400 Main Street, Suite 310
Southlake, Texas 76092
RE: Chu Eye Associates
City case number, ZA03 -095
Dear SirlMadam;
777 Main Street, Floor 29
Fort Worth, Texas 76102
P.O. Box 901082
Fort Worth, Texas 76101 2082
Phone: 817.222.8500
Fax: 817.222.8550
ww b.com
We hereby request a variance for the above referenced project. The relief we are requesting
is from the pitched roof requirements. The Zoning Ordinance (Overlay Corridor) requires a
pitched roof for buildings that are less than 6,000 square feet. As the ordinance defines a
pitched roof, the building roof system must have two or more slopes. While this building
does have sloped roofs on each side, the roof is designed to conceal a flat roof and the
mechanical units that will be placed on the roof. My understanding is that this does not quite
meet the intent of the ordinance. Therefore we are requesting approval to construct the
building with the roof structure as shown in these concept elevations.
As you will note in reviewing the drawings, this is a very small and narrow site with many
encumbrances or easements. Because the site is so tight, the south facade of the building is
actually segmented to follow the curve of the road and setback lines. The site also has a
trapezoid shape. Both of these elements create a building that has only two right angles; but
it does optimize the site and demands a more interesting architectural design. A fully pitched
roof would require something more squared -up, negatively impact the design, and require
placing the air conditioning units on grade. I do not think that is in the best interests of the
owner nor of the City of Southlake.
Thank you for your consideration.
Sincerely,
CARTER & BURGESS, INC.
T ck A. Romigh, A.I A.
Applicant for the Owner
cc: Correspondence
RECD F F B 16 2004
C:Uocuments and SettingslEscobarRM \Local Settings\Temporary Internet Files10LKMet003_vadance.doc
Carter & Burgess, Inc. Carter & Burgess Architects /Engineers, Inc. Carter & Burgess Consultants, Inc C &B Architects /Engineers, Inc.
C &B Architects /Engineers, P.C. CM Nevada, Inc Nixon & Laird Architects /Engineers, P.C.
Case No.
ZA03 -095
Attachment C
Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA03 -095 Review No.: Three Date of Review: 02/27/04
Project Name: Site Plan — Chu Eye Associates
APPLICANT:
Dr. Robert Chu
4631 S. Hulen Road
Fort Worth, TX
Phone: (817) 346 -7077
Fax: (817) 346 -6998
ARCHITECT: Carter & Burgess, Inc.
Jack Romigh
777 Main Street, 29 Floor
Fort Worth, TX 76102
Phone: (817) 222 -8500
Fax: (817) 222 -8550
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/17/04 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN
APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS ORNEED
FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 481 -2086.
General Development Standards Applies Comments
Corridor Overlay Regulations
Y
See Comment No. 2
Residential Adjacency
N
N/A
Building Articulation
Y
Complies
Masonry Standards
Y
Complies
Impervious Coverage
Y
Complies
Bufferyards
Y
Complies
Interior Landscape
Y
Complies
Driveways
Y
See Comment No. 1
Lighting
Y
Must comply with Outdoor Lighting Ordinance No. 693 -B
The following changes are needed with regard to driveways ingressing and egressing the site
according to the Driveway Ordinance No. 634:
a) Provide the minimum driveway throat depths for stacking. The minimum stacking depth
permitted is equal to the bufferyard width plus 18 feet or 28 feet, whichever is greater. (A
variance has been requested.)
b) Provide the distance to the centerline of the next off -site driveway from the centerline of each
proposed on -site driveway.
2. Provide a pitched roof as part of the proposed building. A pitched roof is required on all structures
having a 6,000 square feet or less footprint. (A variance has been requested.)
Case No. Attachment D
ZA03 -095 Page 1
3. The following changes are needed with regard to parking:
a) Correct the number of parking spaces provided to 24 spaces.
b) Provide the required number of parking spaces on the site. A total of 26 spaces are required
for this site based on the proposed retail and medical office use. The applicant is providing a
total of 24 spaces. (A variance has been requested.)
4. Correct the minimum curb radii dimensions adjacent to the fire lane. A minimum 30' interior curb
radius is required adjacent to the drive entrance on Bank Street.
A plat revision is required in order to abandon the existing common access easement connecting to
Bank Street and relocate it to the south.
INFORMATIONAL COMMENTS
* The proposed site does not exceed the maximum permitted impervious coverage area percentage of
75% for the "C -3" Zoning District. The impervious coverage area percentage of this site is 72 %.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* The applicant should be aware that prior to issuance of a building permit a fully corrected site plan,
landscape plan, irrigation plan, and building plans, must be submitted for approval and all required
fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter
Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
* A letter of permission from the adjacent property owner(s) on the east must be obtained prior to
issuance of a building permit for the reconstruction of the off -site pavement.
* Please be aware that any change of tenant /owners with a request for a new C.O. will require that all
parking areas meet the "all weather surface" requirement in the zoning ordinance and all fire lanes
shall be per the Fire Department's requirements.
Case No. Attachment D
ZA03 -095 Page 2
Articulation Evaluation No.l
Case W. ZA 03- 095
jDat a of Eval uat i on: 02/ 27/ 04
EI evat i ons for Chu Eye Associates
Recei ved: 04/ 17/ 04
Front - facing:
North
V%l I ht .
16
Hor i zont al art i cul at
i on
IVer t i cal art i cul at i on
Re ui red
Pr ovi ded
Del t a
Cka y?
Re ui red
Pr ovi ded
Del t a
Cka x ?
Mhx. wal I I en qt h
48
28
-42
Yes
48
44
-8 0 /1
Yes
• n. art i c. of f se
2
2
0°/
Yes
2
8
300°/
Yes
• n. art i c. I en 9t
7
16
129°/
Yes
11
16
45°/
Yes
Rear - facing
South
JVIAI I ht . d
N A
Hor i zont al art i cul at
i on
Vert i cal art i cul at i on
Re ui red
Pr ovi ded
Del t a
Cka y?
Re ui red
Pr ovi ded
Del t a
Cka x 1 l ?
Mhx. wa1 I I en t h
0
Yes
0
Yes
• n. art i c. of f s ei
0
Yes
0
Yes
• n. art i c. I en t
I
I
Yes
I
Yes
Right - facing:
West
IM I ht . d
16
Hor i zont al art i cul at
i on
IVer t i cal art i cul at i on
Re ui red
Pr ovi ded
Del t a
Cka y?
Re ui red
Pr ovi ded
Del t a
Cka x ?
Mhx. wa1 I I en t h
48
48
0°/
Yes
48
48
0°/
Yes
• n. art i c. of f se
2
2
0°/
Yes
2
8
300°/
Yes
• n. art i c. I en t
12
12
0°/
Yes
12
12
0°/
Yes
Left - facing:
East
JVAI I ht .
16
Hor i zont al art i cul at
i on
Vert i cal art i cul at i on
Re ui red
I Pr ovi ded
Del t a
Cka y?
Re ui red
Pr ovi ded
Del t a
Cka y?
Max. wal I I en t h
48
33
- 31 °/
Yes
48
33
- 31 °/
Yes
M n. ar t i c. of f se
2
2
0°/
Yes
2
8
300°/
Yes
M n. art i c. I en t
8
10
25°/
Yes
1 8
10
25°/
Yes
Case No.
ZA03 -095
Attachment D
Page 3
Surrounding Property Owners
Chu Eye Associates
�I.PKE`
Owner
Zoning
Land Use
Acreag
1. Ram Interests, Lp.
1 -1
Retail Commercial
0.857
2. Wyndham Properties Ltd.
SP -2
Mixed Use
3.451
3. Wyndham Properties Ltd.
SP -1
Mixed Use
1.090
4. Kc Development Corp.
C -3
Retail Commercial
1.128
5. Texas National Bank Southlake
C -3
Retail Commercial
2.063
6. Vincent, Charles & Kathy
C -3
Retail Commercial
1.490
7. Southlake Campus Inc.
C -3
Retail Commercial
4.987
8. Pack, Randy
1 -1
Retail Commercial
3.408
9. Robert, Lena
C -3
Retail Commercial
0.491
Case No. Attachment E
ZA03 -095 Page 1
Surrounding Property Owner Responses
Chu Eye Associates
Notices Sent: Eight (8)
Responses: None (0)
Case No.
ZA03 -095
Attachment F
Page 1